A.
When any
provision of these regulations imposes more stringent requirements,
regulations, restrictions or limitations than are imposed or required
by the provisions of any other ordinance, statute or law, the provision
of these regulations shall apply and govern.
B.
In the
case of any conflict or inconsistency between sections of these regulations
themselves, the more stringent section shall apply and govern.
C.
The invalidity
of any word, clause, or sentence shall not affect the validity of
any other word, clause or sentence.
[Amended 1-4-2019]
Except as specifically provided herein:
A.
No land, building or premises, or part thereof, shall
hereafter be used and no building or part thereof or other structure
shall be constructed, reconstructed, extended, enlarged, moved or
altered except in conformity with the regulations herein prescribed
for the zone in which it is located.
B.
No part of any yard or other open space required about
any building by the provisions of these regulations may be included
as part of a yard or other open space required for any other building.
C.
No building containing a residential use shall be erected, altered, enlarged, or maintained in the rear of any building on the same lot, and no building shall be erected, enlarged, or maintained in front of a building containing a residential use, except as expressly permitted in § 315-10.
D.
No lot shall be so reduced in area or changed in dimensions
that any required yard or other open space will be smaller than prescribed
by the Zoning Regulations.
E.
No structure shall be erected or altered, except in
accordance with these regulations, on any lot nearer to the street
than the building line.
F.
No building or zoning permit shall be issued for any structures or land use unless the lot for which the permit is sought has the required frontage on a public street, with the exception of the conditions described in § 315-8 below.
G.
Prior to filing any map in the Town Clerk's office depicting a lot
line revision or free split, the map shall be reviewed by the Planning
and Zoning Department to verify that the proposed lot(s) will conform
to all applicable requirements of the Zoning Regulations.
[Added 1-4-2019]
The lot frontage and lot area requirements of
these regulations or amendments thereto shall not prevent construction
of a permitted building or establishment of a permitted use on a lot
that:
A.
Was owned separately from any adjoining land prior
to June 15, 1954, as evidenced by deed recorded in the Suffield land
records, and has not merged with a contiguous lot, or was shown on
a valid, filed plan of subdivision approved by the Commission prior
to the effective date of these regulations.
B.
Has its frontage on a public street, and sanitary
sewage disposal and a potable water supply can be assured without
hazard to public health, and the side and rear yards conform to the
regulations that were in existence on the date immediately prior to
the effective date of these regulations.
In the case of a lot of record lying in more
than one district, the provision of the less restrictive district
may be applied for a distance of not more than 30 feet into a more
restrictive district, provided that such lot has frontage on a street
in the less restrictive district.
No structures or projections from structures
shall be permitted in any required yard except as follows:
A.
No structure shall be erected between the building line and the street line, except for signs according to Article IX of these regulations, a farm stand, and a wall or fence not over four feet in height and not more than 1/2 solid, with the exception of a stone wall which may be a maximum of three feet in height.
B.
Walls or fences, not exceeding eight feet in height
measured above the adjoining finished grade, are allowed only in any
required side or rear yard. Minor variations of less than one foot
in elevation of the adjoining finished grade shall not affect the
measurement of the height of such fence or wall.
C.
All fences, except those used for agricultural purposes,
shall be erected so that the finished side of the fence faces the
abutting property.
D.
Minor projections of structures, such as window or
door frames and sills, belt courses, cornices or other architectural
features, may project no more than one foot into any required yard.
E.
Major projections of structures such as chimneys,
bay windows not longer than 25% of the wall from which they project,
eaves, roofs over doorways, hatchways, areaways and fire escapes may
project not more than four feet into any required yard, provided that
they shall not be closer than four feet to any lot line.
F.
In any rear yard accessory buildings shall be permitted,
provided that they shall not occupy more than 25% of the required
rear yard.
G.
An attached solar greenhouse on the southerly side
of the main structure may project up to 10 feet into a required setback
yard.
H.
Handicapped ramps.
A.
The height limitations of these regulations shall
not apply to chimneys, antennas, church spires, air conditioning equipment
and enclosures, or other usual accessory features carried above the
roof. Freestanding structures such as towers or tanks not intended
for human habitation, which exceed the height limits of these regulations,
may be permitted by the Commission under a special permit when such
structures are erected only to such height as is necessary to accomplish
the purpose they are intended to serve. These requirements shall not
pertain to amateur radio antennas.
B.
Satellite dishes of up to 39 inches in diameter may
be permitted on roofs of buildings containing up to three residential
units. Commercial and other residential buildings may carry larger
units provided that such units are completely screened from ground
level up to horizontal observation level.
A.
If an accessory building or structure is attached
to a principal building, including attachment by means of a breezeway
or a roofed passageway, then it shall comply with the requirements
of these regulations applicable to a principal building.
B.
Any accessory building observing the same yards as
required for the principal building may be erected to the same height
limits as the principal building.
C.
No accessory building on the same lot with a main
residence building other than a farm boarding house or school dormitory
shall be used for residence purposes, except for immediate family
of the owner, or for domestic employees or caregivers of the owners
or family members, and who are employed on the premises. Such dwelling
of not more than three rooms, including kitchen facilities, shall
be permitted in an accessory building provided the lot contains at
least 10,000 square feet of area above the required lot size for the
district in which it is located. Additional lot area is not required
in an R-90 District. Rental of the unit to anyone other than the owner's
family members, employees or caregivers of the owner is prohibited.
Other requirements are as follows;
(1)
The property shall be and shall remain owner occupied.
(2)
The accessory building should not exceed 35% of the
total floor area of the primary dwelling unit or 900 square feet,
whichever is less. Only the floor area used for the dwelling unit
shall apply within existing accessory buildings.
(3)
A limit of one accessory building may be used for
residence purposes per lot.
(4)
Existing accessory structures may be used for residence
purposes on lots of any size provided all health and safety standards
can be met.
(5)
No additional road (driveway) cuts are allowed.
[Amended 4-3-2014]
D.
Accessory buildings may include private garages with
space for not more than three noncommercial motor vehicles on one
lot up to one acre in size and for one additional such vehicle for
a lot in excess of one acre. Not more than one such space may be occupied
by a commercial motor vehicle, provided such vehicle shall be not
more than 18,000 pounds gross vehicle weight for a residential lot.
E.
Accessory buildings to farming use, buildings housing
farm animals and poultry, and farm boarding houses are permitted not
less than 100 feet from a street or lot line, and not less than 150
feet from the nearest existing residential building on land under
separate ownership.
F.
Greenhouses as accessory buildings are limited to
one structure on a residential lot. More than one greenhouse as an
accessory use may be allowed on a farm, but such buildings shall be
accessory and incidental to the main agricultural use of the property.
H.
No accessory building shall be nearer than the required
minimum side yard line to a rear lot line which adjoins the front
half of the side line of an adjacent lot.
I.
No accessory building or private garage shall be built on a lot without
principal use, except for farm buildings associated with a farm use
actively operating on the premises.
A.
No lot shall be created, divided, or subdivided without having the frontage required in the applicable zone upon a public street. (See definition of "street, public" in Article II.)
[Amended 2-7-2012]
B.
The minimum street frontage on each street of any
corner lot shall be not less than the minimum frontage for the zone
in which such lot is located.
C.
The width of a lot shall not be less than 80% of its
required minimum frontage for the first 100 feet back from the front
lot line and side lines must be substantially perpendicular to the
street.
[Amended 10-7-2006]
A.
Locations and design standards of driveways.
(1)
Driveways shall meet the intersection sight distance
requirement of AASHTO. Applicants shall determine the 85th percentile
of operating speed on existing streets by conducting a speed study
or by determining the AASHTO sight distance requirements for the posted
speed limit plus 10 miles per hour.
[Amended 2-10-2006]
(2)
Driveways and parking areas shall be set back from
property lines at least 10 feet in the R-90 Zone, five feet in the
R-45 and R-25 Zones, and two feet in all other residential zones.
[Amended 11-19-2004]
(3)
Driveways shall intersect roadways at an angle of
not less than 75°. This angle should be maintained for a distance
of not less than 20 feet.
[Amended 6-28-2007]
(4)
The maximum grade for a driveway shall not exceed
15% if paved and 10% if unpaved.
[Amended 6-28-2007]
(5)
Driveway side slopes shall not exceed a slope of 3:1
unless retaining walls or other suitable stabilizing provisions are
utilized.
[Amended 6-28-2007]
(6)
All driveways shall be constructed at a grade of +3%
for a fifteen-foot distance from the edge of the pavement.
[Amended 6-28-2007]
(7)
All driveways shall be paved for the first 20 feet,
as measured from the edge of the gutter line. This paving shall consist
of a minimum of two-inch bituminous concrete on a six-inch processed
aggregate base. All driveways must be constructed with a minimum radius
of five feet on each side at the street. No driveway radius shall
extend beyond the side property line in front of an adjacent property.
[Amended 6-28-2007]
(8)
Driveway openings shall be located no closer than
75 feet from any roadway intersection. This requirement may be waived
for existing corner lots or new subdivision corner lots after safety
considerations by the Commission or staff.
[Amended 6-28-2007]
(9)
Proposed lots which cannot be served by a driveway
conforming to required standards shall not be approved.
[Amended 6-28-2007]
(10)
No curb cuts or driveways are allowed without
the issuance of a driveway permit from the office of the Town Zoning
Enforcement Officer.
[Amended 6-28-2007]
B.
Residential driveways.
(1)
Residential driveways, including related bridges and
cross culverts, longer than 250 feet shall:
(a)
Be constructed to accommodate a two-axle, 42,000 pound fire truck;
(b)
Be a minimum of 12 feet in width and have an additional passable
area of three feet on each side (for a total of 18 feet in width)
capable of supporting fire apparatus;
(c)
Be clear of obstructions for a height of 13 feet; and
(d)
Contain a turnaround area of sufficient size to allow a forty-foot,
three-axle fire truck with two-hundred-inch wheel base to turn around
in the vicinity of the residence. The turnaround location shall not
interfere with the parking area for the residential vehicles.
[Amended 6-28-2007]
(2)
A limit of one driveway of more than 250 feet in length
is permitted to serve no more than one lot from the one-hundred-ten-foot
cul-de-sac radius right-of-way of a street of no more than 1,200 feet
in length. The driveway must be located totally on the property being
served and meet the applicable setback requirements.
[Amended 6-28-2007]
(3)
There shall be no more than one driveway in excess
of 250 feet in length on a dead-end street or dead-end street system.
[Amended 6-28-2007]
(4)
Subsection B(2) and (3) above are not applicable if a driveway in excess of 250 feet in length results in more lots being created than could be provided on 1,200 feet of street length for the zone in which it is located. In such case no driveways in excess of 250 feet in length will be permitted.
[Amended 6-28-2007]
(5)
The separation distance between driveways in all zones
must be a minimum of 20 feet not including radius.
[Amended 6-28-2007]
(6)
Driveways in excess of 250 feet in length are only
permitted to serve lots with a minimum area of five contiguous developable
acres.
[Amended 6-28-2007]
C.
Visibility at intersections, corners and curves.
(1)
No obstruction, hedge, bush, tree or other growth,
wall, fence, or sign shall be erected, maintained or planted which
obstructs or interferes with a clear view of drivers of vehicles on
a curve or at any street intersection.
(2)
Commercial site access entrances shall not be located
within 250 feet of a street intersection or within 130 feet of a curb
cut on the same side of the road, as measured center line to center
line of pavement. This provision may be waived or modified by the
Commission depending on specific site conditions.
(3)
The minimum sight line clearance shall require a height
not exceeding three feet above the street grade within 12 feet of
the intersection street lines bordering corner lots.
A.
Gas transmission lines. No structure or accessory
building capable of being occupied by persons, nor any use of land
that involves occupancy by persons, will be permitted within the building
lines hereby established on the high pressure gas transmission pipe
line. Such building lines shall run parallel to the lines of said
pipe, and at the distance given below measured from each side of right-of-way
line:
B.
Utility transmission lines and substations. Utility
transmission lines and substations are permitted uses in all zoning
districts, provided that:
(1)
The location, construction, and right-of-way of any
transmission line shall be such as to prevent hazard to the public
and surrounding property.
(2)
Gas booster stations shall be located on a site at
least one acre in area and having no dimension less than 100 feet.
(3)
A utility substation shall be located on a lot at
least 10,000 square feet in area. There shall be suitable fencing
to protect the public and landscaping to effectively screen the substation
from surrounding property. Yard setbacks of the district in which
the substation is located shall be met. In addition, there shall be
adequate off-street parking areas, providing at least two parking
spaces.
(4)
Minor structures, such as hydrants, telephone or light
poles, or similar equipment, shall not be subject to these regulations.
All lots shall provide for an adequate healthful
water supply and for proper sewage disposal for the use intended.
Where a private water system and/or sewage disposal is planned on
a lot, the system or systems to be installed shall have the written
approval of North Central District Health Department before a certificate
of occupancy may be issued.
These regulations permit the keeping of horses/ponies
for pleasure, but not for any commercial purpose, under the following
conditions:
A.
The lot shall contain not less than two acres for up to two horses or ponies and one additional acre for each two additional horses or ponies. The provisions of § 315-54 shall apply for more than 10 horses.
B.
Buildings housing animals shall be not less than 150
feet from an existing dwelling under separate ownership or from a
stream. Concentrations of waste shall be stored on any premises at
a point farthest from houses under separate ownership, or from a stream,
but not less than 150 feet, and such concentration on any premises
shall not exceed two cubic yards in bulk.
In accordance with Connecticut Public Act No.
82-296,[1] as amended, regulations are hereby established in the
Town of Suffield for an area generally described as lying between
Connecticut Route 159 and the Connecticut River and extending from
the Massachusetts state line southerly to the Windsor Locks town line.
Said area is delineated on the Zoning Map as an overlay zone. Requirements
in the overlay zone are in addition to underlying district requirements,
and include application by the applicant with authorization of Town
staff to the Connecticut River Assembly.
A.
Purpose. The minimum standards for the preservation
and usage of land within the conservation zone are designed to promote
development practices which will support the following program goals:
(1)
Protecting and improving the water quality of the
Connecticut River;
(2)
Preserving the flood storage capacity of floodplains;
(3)
Preserving unique natural, historic and scenic areas
and natural topography of riverfront land;
(4)
Encouraging the development of agricultural land uses
which contribute to conservation of the area's soil and water resources
and which increase long-term food producing capacity;
(5)
Promoting the recreational potential of the river
area and public access to the riverfront which is consistent with
the ability of the land and the river to support such use;
(6)
Influencing the visual impact of riverfront development;
and
(7)
Encouraging the preservation and rehabilitation of
the Connecticut River greenbelt.
B.
Minimum standards for the preservation and usage of
land within the Conservation Zone. The standards apply to land use
within the conservation zone. They focus on measures to control nonpoint
sources of pollution, such as erosion and sedimentation, and limit
destruction of the natural environment. All standards are not listed
in this section since standards having universal application may be
found under appropriate categories in other sections of these regulations
(such as flood hazards, erosion control, etc.).
(1)
Floodplain use.
(a)
Purpose. The purpose of this minimum standard
for floodplain use is to preserve the necessary flood storage capacity
of the Connecticut River floodplain and its tributary floodplains;
to promote public health, safety and general welfare through minimizing
flood losses in floodplain areas; and to promote floodplain use which
is compatible with beneficial floodplain values and goals of the Connecticut
River Assembly Program.
(b)
Activities permitted as of right. The floodplain use guidelines contained in Subsection B(1)(d) below shall not be deemed to restrict agricultural or farming uses, including the building of fences, provided that this section shall not apply to farm buildings and farm structures.
(c)
Permitting of regulated activities. No obstruction or encroachment shall be placed in the floodplain by any person, firm or corporation, public or private, unless authorized by the Zoning Enforcement Officer, who shall consider the use guidelines contained in Subsection B(1)(d) below when making a decision to deny or issue a permit. Nothing in Subsection B(1)(d) shall be construed as constituting approval or disapproval of any activity prior to the decision on a permit.
(d)
Use guidelines for regulated activities.
[1]
The following activities may be generally compatible
with floodplain values under certain conditions:
[a]
Conservation activities which do
not require significant physical alteration of watercourses and floodplains,
i.e., wildlife and nature preserves, game farms, fish hatcheries,
etc.
[b]
Parks and recreation areas provided
that:
[i]
The placement of small piers, catwalks,
floats, docks, piles and other similar structures, including trails
and pedestrian access routes, that:
[ii]
The repair, relocation and/or
rearrangement of floating docks, open pile docks, and similar structures
within an established marina or boat basin involves no disturbance
of the watercourse or floodplain other than removing or relocating
anchors or pilings.
[iii]
Accessory structures and amenities
(such as picnic tables) are anchored and built to withstand flooding.
[2]
The following activities are generally incompatible
with floodplain values:
[a]
Activities which require incremental
filling of the floodplain, where incremental fill shall mean fill,
including any material or structure, which would have the effect of
displacing water or the flood storage capacity of the property. Changing
existing land elevations without the addition of new fill from off
site and which does not reduce the existing flood storage capacity
of the subject property is not considered incremental fill.
[b]
Construction of any structure whose
lowest floor, including basement, is lower than the base flood elevation
of a one-hundred-year storm event unless floodproofed.
[c]
Construction of any structure which
is not anchored to prevent flotation, collapse or lateral movement.
[d]
Construction of waste disposal
systems which are not floodproofed to avoid impairment to them or
contamination from them during flooding.
[e]
Construction of industrial facilities
using, producing or storing hazardous or toxic substances (nuclear
power plants, chemical factories, oil storage tanks, etc.) which are
not protected against a flood of rare occurrence.
(e)
Cutting of timber. No trees, shrubs or ground
cover shall be destroyed, cut or removed within the one-hundred-year
flood hazard area unless dead or diseased. Within the Conservation
Zone no trees over 10 inches in caliper, unless dead or diseased,
shall be removed until a cutting plan has been provided and approved.
(f)
Removal of soil and earth materials. The removal
of soil and earth materials shall require a special permit from the
Commission except for:
[1]
Foundation, trench and related site excavation
performed after the issuance of a building permit;
[2]
Removal in connection with the landscaping and
grading of land for the purpose for which a building permit is not
required, provided that such removal shall not exceed 300 cubic yards
of material; and
[3]
Earth moving or excavation related to farm management
techniques or farm building construction.
(g)
Dumping and storage of refuse. No dumping or
storage of refuse shall be permitted within the Conservation Zone
nor shall any new public solid waste disposal facility be established
in the area. Transfer station operations used to store small amounts
of refuse for brief periods pending final lawful disposition shall
be prohibited in the floodplain and discouraged in the remainder of
the Conservation Zone.
[1]
Editor's Note: See Connecticut General Statutes § 25-102aa
et seq.
The purpose of these regulations is to provide
specific outdoor lighting standards in order to maximize the effectiveness
of site lighting, to enhance public safety and welfare, to raise public
awareness of energy conservation, to avoid upward illumination, to
reduce glare, and to avoid light trespass onto adjacent properties
and public streets. These regulations shall apply to the installation
or replacement of outdoor lighting fixtures. Subsections A and B shall
apply to all nonresidential land uses located in the commercial and
industrial zoning districts, and for special permits issued in a residential
zoning district. Subsection C shall apply to all uses in residential
zones. Subsection D applies to all zoning districts.
A.
Submission of lighting plan. Applicants proposing
the installation of outdoor lighting shall file with the Commission
a lighting plan subject to site plan review, unless waived by the
Commission. Said plan shall be designed in accordance with the lighting
standards and requirements, and shall contain the following:
(1)
The location, height, and type of outdoor lighting
luminaires, including building mounted.
(2)
The luminaire manufacturer's specification data, including
lumen output and photometric data showing cutoff angles.
(3)
The type of lamp, i.e., metal halide, compact fluorescent,
high-pressure sodium, etc.
(4)
An isodiagram or photometric plan showing the intensity
of illumination expressed in footcandles at ground level, including
at adjacent property lines, if required by the Commission.
(5)
Hours of business operation and when lighting will
be turned off.
B.
Lighting standards and requirements.
(1)
Outdoor lights and illuminated signs shall be designed,
located, installed, shielded and directed to prevent direct light
at (and glare across) the abutting property lines and the public right-of-way
or street. The "maintained horizontal illuminance recommendations"
as set by the Illumination Engineering Society of North America shall
not be exceeded.
(2)
Outdoor lighting shall be full cut-off type fixtures,
defined as a luminaire or light fixture that by design of the housing
does not allow any light dispersion or direct glare to shine above
a ninety-degree horizontal plane from the base.
(3)
Outdoor lighting fixtures shall be limited to a maximum
of 14 feet in height, unless otherwise designated by special permit.
D.
Exemptions to this section include lighting for public
buildings, public monuments, flagpoles, stairs, ramps, or as determined
by the Zoning Officer.
In conjunction with an application for site
plan approval or a special permit the Commission may require the installation
of sidewalks up to eight feet in width with materials to be approved
by the Commission along a public road or within a site where it makes
a determination that such walk would:
A.
In any district a permit for a trailer used for storage
or as an office in connection with an approved construction project
on any lot may be issued by the Zoning Officer when found to be in
compliance with the following:
(1)
Trailer(s) must be located on the project site except
for public works projects.
(2)
Application must be accompanied by a drawing to scale
of not more than one inch equals 40 feet showing all existing and
proposed structures, proposed location of trailer(s) and the location
of buildings on neighboring lots.
(3)
The location of all trailers shall conform to all
the setback requirements for buildings and other structures for the
zoning district in which they are located.
(4)
No construction trailer shall be placed at an approved
location prior to two weeks before the start of construction or site
development nor shall it remain in place for more than six months.
Upon request, the Zoning Officer may grant one extension of time for
up to six months.
(5)
All construction trailers shall be removed no later
than 30 days after completion of construction activity.
(6)
The Zoning Officer may require the relocation or removal
of a trailer(s).
(7)
In no case shall a construction storage/construction
office trailer be used for human habitation.
B.
In residential zoning districts or on all lots previously
used for one-family purposes, a permit for a temporary mobile home
may be issued by the Zoning Officer while the residence is being repaired
or rebuilt after a fire or other casualty when found to be in compliance
with the following:
(1)
The mobile home must be located on the rebuilding
site.
(2)
Application must be accompanied by a drawing to a
scale of not more than one inch equals 40 feet showing all existing
and proposed structures, proposed location of trailer(s) and the location
of buildings on neighboring lots.
(3)
All mobile homes shall conform to all the setback
requirements for buildings or other structures in the district in
which it is located.
(4)
Permits shall be issued for six months. Upon request,
the Zoning Officer may grant one extension of time for up to six months
if no certificate of occupancy has been granted.
(5)
The Zoning Officer may require the relocation or removal
of a mobile home.
C.
Temporary uses of trailers other than for residential purposes may be allowed by the Commission as a special permit, subject to § 315-116 and the following:
(1)
Trailer(s) must be located on the project site.
(2)
The location of all trailers shall conform to all
the setback requirements for buildings and other structures for the
zoning district in which they are located.
(3)
In no case shall a trailer be used for human habitation.
(4)
The Commission shall establish reasonable requirements
in respect to screening, time limits, hours of use, and other factors
which control such special use.
D.
Trailers or mobile homes shall not be placed in a
special flood hazard area under any circumstances. The Commission
shall establish reasonable requirements in respect to screening, time
limits, hours of use and other factors which control such special
use.
E.
No more than a total of two mobile homes or recreational
vehicles, including boat and/or boat trailers, may be stored by its
owner in the rear yard of a lot occupied by his permanent residence;
however, no unit may be occupied for sleeping, living, cooking or
for carrying on a business in any zone except as provided elsewhere
in these regulations. Such unit while stored shall be adequately screened
from view from the street and from neighboring properties as determined
by the Zoning Officer. Storage of mobile homes, trailers, and recreational
vehicles is prohibited in the side or rear yard setbacks.
A.
Outdoor display, sales or storage of goods or materials
may only be established with the approval of the Commission or the
Zoning Enforcement Officer.
B.
Outdoor storage of goods or materials shall be enclosed
by Type "C" screening and located to the rear of any existing or proposed
building(s).
C.
Outdoor display, sales or storage of goods or materials
shall comply with applicable yard requirements to a building as specified
by these regulations for the particular zone in which it is located.
In residential zoning districts, commercial
vehicles requiring a CDL (commercial drivers license) shall not be
parked or stored overnight, except for farm equipment associated with
a farm on which said equipment is stored.
No structure shall be used, erected or expanded
and no land shall be graded or hard-surfaced unless provisions have
been made and expressly approved by the Town Engineer for the proper
disposal of drainage water.
The removal or destruction of topsoil of more
than 20 cubic yards on any lot shall not be permitted except in connection
with a bona fide permitted construction project. After completion
of such work, topsoil shall be replaced and seeded according to accepted
landscaping practices and the Connecticut Guidelines for Soil Erosion
and Sediment Control.
